Newport City Council Meeting – January 28, 2026

The Newport City Council met on January 28, 2026, at 11:45 AM. All seven council members were present (Carlin, Underwood Segley, Holder, Kamzab Oravong, Napolitano, Pinnock, Smith), establishing a quorum. The meeting included discussions on communications from city commissions, public hearings on licenses, zoning amendments, appointments to boards and commissions, and action items on city contracts and expenditures. Key votes included the approval of receiving a communication from the Energy and Environment Commission (passed 6–1), the appointment of Brooke Richter to the Historic District Commission (passed 4–3), and the reappointment of Margaret Polski and Teresa Stokes to the Planning Board (each passed 4–3). Several action items were passed, while the contract for a new roof at Fire Station #5 was continued to the next meeting for further information on materials.

Consent Calendar

• Consent calendar approved with the exceptions of items D and G, which were moved to regular discussion.
• Items approved included routine approvals: Broadway Street Fair license (October 10, 2026, from 12 p.m. to 6 p.m. with street closure), Newport Protective Club entertainment license (indoor TVs and music until 1 a.m., live music until 10 p.m.), FastNet Inc. outdoor entertainment license (three non-amplified TVs on rear patio from 10 a.m. to 11 p.m., conditioned on use of TV speakers only), and Quench Opco LLC entertainment license (second hearing, approved).

Public Comments & Testimony

• Energy and Environment Commission (EEC): Emily Conklin, Vice Chair of the EEC, explained that the commission’s recommendation for a moratorium on new natural gas connections was based on four open meetings and a joint workshop with the council. She stated that the communication required the council to do nothing, but refusing to accept it would disrespect volunteer time. Council voted to receive the communication.
• Zoning Amendments (Resolution 2025-88): Several residents spoke. A property owner asked whether existing guest houses would be grandfathered; City Solicitor Bean confirmed the amendments would apply prospectively. Chuck Boldock raised concerns about parking variance impacts. Casey Horton (Goodwin Street) urged the council not to support the amendments, stating that he and his fiancée purchased a home in the waterfront business district in early 2025 relying on existing zoning rules, and that the proposed changes would make it harder to operate their short-term rental. Council Carlin encouraged owners to consult attorneys.
• Broadway Street Fair: No public comments.
• Newport Protective Club: Resident Chuck Boldock supported the condition limiting live entertainment to 10 p.m. to preserve neighborhood peace and quiet.
• FastNet Inc.: Jim Simmons (26 Spring Street) thanked the owner for cooperation and confirmed the agreed conditions (three non-amplified TVs).
• Planning Board Reappointments: Council Carlin objected to the reappointment of Margaret Polski and Teresa Stokes, citing their unanimous vote to approve variances at 525 Broadway, which allowed 38 units (from 13 allowed) and 41 parking spaces (from 76 required) despite 74 public objections. He argued this disregarded zoning ordinances. Council Smith expressed concern that planning board members should have professional qualifications. Council Kamzab Oravong and Council Segley defended the applicants, noting their expertise and the importance of board independence. Council Sai supported Polski based on her academic background.
• Cliff Walk Restrooms: Pete Rice (1 Harrison Lane) urged the council to continue the item, calling the $79,700 study a “waste of money” and suggesting that porta-potties suffice. He questioned the need for a new facility when existing restrooms already exist.
• Fire Station #5 Roof: Council Sai raised concerns about using composite slate on a historic building in the historic district, arguing inconsistency with requirements for residents. The Fire Chief HARP Donnelly said the composite slate is similar to material used at station headquarters and is indistinguishable from real slate. The item was continued for clarification from the historic planner.
• Regatta Economic Impact Study: Council Carlin opposed the $25,700 expenditure from the harbor enterprise fund, calling it a waste to prove what is already known (Newport is a sailing capital). He suggested Discover Newport should fund the study. Harbor Master Steve Land explained that the Waterfront Commission has requested the study for years and that Discover Newport contributed $10,000. Council Pinnock and Council Napolitano supported the study as a way to quantify tourism benefits.

Discussion Items

• Communication from Energy and Environment Commission: The council debated a motion to deny receiving the commission’s recommendation for a moratorium on new natural gas connections. Council Smith argued that refusing the communication would set a bad precedent for commission work. Council Carlin opposed the moratorium, saying there was insufficient evidence to warrant further action. The motion to deny failed, and the motion to receive the communication passed 6–1.
• Zoning Amendments (Resolution 2025-88): The council received the communication and referred it to the Planning Board for recommendation, with a public hearing scheduled for February 25, 2026. City Solicitor Bean summarized the amendments: they affect commercial zones (General Business and Waterfront Business), now require a special use permit and a live-in manager for guest houses, eliminate parking variances (require on-site parking), and prohibit management units in ground-floor commercial spaces. Several council members thanked staff for their work.
• Resiliency and Sustainability Program / Local Conveyance Fee: Council Holder moved to continue the resolution to hold a public workshop for further discussion. The motion passed.
• Planning Board Reappointments: After extended debate, the council reappointed Margaret Polski (vote 4–3) and Teresa Stokes (vote 4–3) to three-year terms expiring October 31, 2028. The vote split followed concerns about recent planning board decisions on 525 Broadway.
• Cliff Walk Restrooms Expansion (Action Item 6-55-1): A motion was made to award a $79,700 contract to VHB Inc. for planning and engineering design services. After discussion about alternatives and budget constraints, the council voted to continue the item to the next meeting to ensure the contract includes a requirement that all design options stay within the $600,000 capital budget and do not propose a $2 million restroom.
• Fire Station #5 Roof (Action Item 6-55-6): The council debated a $316,000 contract for a new roof using composite slate. Council Sai questioned the inconsistency with historic district requirements; Council Smith noted the city is exempt from zoning but argued the rule should be fixed. A motion to continue passed 6–1 to allow the historic planner to provide an opinion on whether composite slate meets the historic district standard.
• Regatta Economic Impact Study (Action Item 6-55-7): The council voted to award a $25,700 contract (with $10,000 from Discover Newport) to Performance Research for an economic impact study of regattas in Newport Harbor. The motion passed (vote not individually recorded, but moved on to ordinances).

Key Outcomes

• Vote to receive Energy and Environment Commission communication: Passed 6–1.
• Appointment of Brooke Richter to Historic District Commission (alternate to full member): Passed 4–3.
• Appointment of John Greashin to Planning Board: Passed unanimously.
• Reappointment of Margaret Polski to Planning Board: Passed 4–3.
• Reappointment of Teresa Stokes to Planning Board: Passed 4–3.
• Continuation of Cliff Walk Restrooms design contract: Continued to next meeting.
• Continuation of Fire Station #5 roof contract: Continued to next meeting (6–1 vote to continue).
• Approval of Regatta Economic Impact Study: Passed.
• Approval of other action items: 6-55-2 (parking restrictions), 6-55-3 (police motorcycle), 6-55-5 (Florence Gray Center contract amendment), 6-55-6 (withdrawn), and all licenses and permits as noted above.
• Ordinances: Second reading and approval of amendments to property tax classification (removing voter registration as proof of residency) and to increase B-T licenses by one (reducing BL licenses by one).
• Next steps: Zoning amendments public hearing on February 25, 2026; public workshop on conveyance fee to be scheduled; continued items to be reconsidered at the next regular meeting.